THE AMENDED

RANCHI PLANNING

STANDARDS &

BUILDING BYE-LAWS,

2009

RANCHI MUNICIPAL CORPORATION,

RANCHI

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PART-1

ADMINISTRATION

1. SHORT TITLE : Extent and

Commencement

1.1 These bye-laws shall be called the

Ranchi Planning Standards and

Building Bye-Laws.

1.2 They shall apply to all building

activities in areas within the

jurisdiction of Ranchi Municipal

Corporation, Ranchi (i.e. in short

RMC) setup under Ranchi

Municipal Corporation (Adoption

& Amedment) Act 2001, and as

governed by provisions contained

in the Urban Land

(Ceiling and Regulations) Act,

1976 and any other enactment

framed by Jharkhand Government

from time to time.

1.3 They shall come into force

from..................

2. DEFINITIONS

2.0 For the purpose of bye laws the

following terms/words/expressions

shall have the meaning as indicated

against each :-

2.1 ACT :-RANCHI MUNICIPAL

CORPORATION (Adoption &

Amedment) ACT 2001

2.2 AIR CONDITIONING: The

Process of treating atmosphere so

as to control simultaneously its

temperature, humidity, cleanliness

and distribution to meet the

requirement of conditioned space.

2.3 ALTERATION : A change from

one occupancy to another, or a

structural change such as, an

addition to the built up area or

height, or the removal of part of a

building or any change to the

structure standing, such as

the construction or cutting into or

removal of any wall, partition,

column, beam, joist, floor or other

support or a change to closing of

any required means of ingress or

egress or a change to the fixtures

or equipment.

2.4 APPROVED : Approved by the

RMC having jurisdiction.

2.5 AUTHORITY HAVING

JURISDICTION : The Authority

which has been created by a statue

and which, for the purpose of

administrating the Bye laws,may

authorize a committee or an officer

to act on its behalf.

2.6 BALCONY : A horizontal

projection of a building, including

a hand rail or balustrate to serve as

passage or sitting but place.

2.7 BARSATI : A covered space on

the roof of a building used as

shelter during rains. It will have at

least one side open.

2.8 BASEMENT OR CELLAR : The

lower storeyes of a building partly

or fully below the ground level.

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2.9 BOARD OF APPEALS : A board

as constitute by the RMC.

2.10 BUILDING : Any structure

for whatsoever purpose and of

whatsoever materials constructed

and every part thereof whether

used as human habitation or not

and includes foundation, plinth,

wall including doors,windows and

ventilators, floors, roofs, mumty

including sky-lights, chimneys,

plumbing and building services,

fixedplatforms, verandah, balcony,

cornice or projection, part of a

building or anything affixed hereto

or any wall enclosing or intended

to enclose any land or space.

However, signs and outdoor

display structures shall not be

considered as building.

2.11 Building Activities shall, within

the framework and limits of the

UrbanLand (Ceiling and

Regulation) Act, 1976 consist of:

(a) erection , re-erection,

making material alteration

and demolition of any

building ;

(b) development of a large tract

of land as a composite

building scheme, and

(c) development and

redevelopment of any tract

of land which includes

division and subdivision into

plots for various land uses

within a colony.

Note:- Building activity referred Linder

(a) and (b) will be covered by

building permit and Building

activity referred under (c) will be

covered by development permit.

2.12 BUILDING. HEIGHT OF : The

vertical distance measured, in

the case of flat roofs, from the average

level of the centre line of the adjoining street

to the highest point of building adjacent to

the street and in the case of pitched roofs,

upto the point where the external surface of

the outer wall intersects the finished surface

of the sloping roofs, and in the case of

gables facing the road, the mid point

between the caves level and the ridge.

Architectural features serving no other

function including that of decoration shall he

exempted for the purpose of taking height of

the building which does not abutt on a street.

2.13 BUILDING LINE : The lines upto which

the plinth of a building adjoining a street or

an extension of a street or on a future street

may law fully extend. It includes the lines

prescribed in the Ranchi Master Plan or

especially

indicated in any scheme or layout plan or in

these Bye-Laws.

2.14 CABIN : A room constructed with non load

hearing partition/partitions with minimum

width of 2.0m provided light and ventilation

standards prescribed in these Bye-Laws are

met with or the provision of light and

ventilation is to the satisfaction of the RMC.

2.15 CHHAJJA : A non accessible sloping or

horizontal structure overhang usually

provided over opening on external walls to

provide protection from sun and rain or for

architectural purposes.

2.16 CHIMNEY : M upright shaft containing

one or more provided for the conveyance to

the outer atmosphere of any product of

combustion resulting from the operation of

any heat producing appliance or equipment

employing solid, liquid or gaseous fuel.

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2.17 COMBUSTIBLE, MATERIAL : A

material, if it burns or adds heat to tire

when tested for combustibility in

accordance with good practice. 1-or

example : WOOD, PLASTIC etc.

2.18 CONVERSI()N : The change of

occupancy of premises to an occupancy

or use requiring additional occupancy

permit.

2.19 COURT YARD : A space permanently

open to the sky, enclosed fully or

partially by building and may be at

ground level or any other level but not at

roof level within or adjacent to a

building.

2.19(a) Atrium - If more than one storey

height is covered with fibre glass or like

materials which permits light , should not be

counted for covered area and F.A.R

calculations. If covered with unusable/non-

accessible RCC roof , the covered atrium area

will be counted for area calculation but not for

F.A.R value.This is done to encourage better

standard of planning for bigger shopping malls.

2.20 COVERED AREA: Area covered under

building on all floors but does not

include the spaces covered by the

followings:

(a) Garden, rockery, well and well

structures, plants nursery, watcrpool,

surface water tanks, swimming pool(if

uncovered), platform around a tree, tank,

fountain, bench, chabutara with open top

and unencloscd on sides by wall.

(b) Drainage culvert, conduit, catch pit,

gully pit, chamber, gutter and the likes,

(c) Compound wall, unstorcycd Porch and

Portico, slide, swing, uncovered stair,

ramps, areas covered by chajja and

(d) Watchman’s booth, Pumphouse, garbage

pidshute, Electric cabin or Substations

and such other utility structures but not a

building meant for the services of the

building under consideration.

(e) Atrium’s open to sky or covered with the

light weight roof member who permits

light, these shall not be used for F.A.R

calculations unless the roof top is used

as a usable floor space.

2.21 DAMP PROOF COURSE: A course

consisting of some appropriate water

proofing material provided to prevent

penetration of dampness or moisture.

2.22 DETACHED BUILDING : A building

whose walls and roofs arc independent

of any other building:

2.23.0 DEVELOPMENT : With grammatical

variations means the carrying out of

building, engineering, mining or other

operations in, or over, or under land or

water, or in the use of any building or

land, and includes redevelopment and

layout an subdivision of any land; and to

develop shall be construed accordingly.

2.23.1 DEVELOPMENT

AUTHORITY : An authority as defined

by the Jharkhand Regional Development

Authority Act. 2001.

2.24 DRAIN : A line of pipes including all

fittings and equipments, such as

manholes. inspection chambers, taps,

gullies and floor traps, used for the

drainage of a building, or a number of

building or yards appurtenant to the

Building, within the same curtilagc.

Drain shall also include open channels

used for carrying surface water refuge.

2:25 DRAINAGE : The removal of any liquid

by a system constructed for this

purpose as defined at 2.22 above.

2.26 ENCLOSED STAIRCASE : A

staircase separated by fire resistant

walls from the rest of the building.

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2.27 EXIT: A passage, channel, means

of egress from any building,

storeys or floor area to a street or

other open space of safety.

2.28 EXISTING BUILDING USE: A

building, structure or its use as

sanctioned/approved/ regularised

by the competent RMC existing

before the commencement of the

bye-laws of the RMC.

2.29 EXTERNAL WALL : Apart of wall

of another adjoining outer wall of a

building and also means a wall

abutting on an interior open space

of any building.

2.30 FLOOR : The lower surface in a

storey on which one normally

walks in a building. The general

term ‘floor’ shall not refer to a

mezzanine floor.

NOTE: The sequential number of floor

shall be determined by its relation

to the determining entrance level.

For floor at or wholly above ground

level the lowest floor in the Building

with direct entrance from the

road/street shall be termed as floor-

I. The other floors above floor 1

shall be numbered in sequence as

floor II, floor III etc with number

increasing upwards.

2.31 FLOOR AREA :Floor area shall

mean accessible covered area of a

building at the floor.

2.32 FLOOR AREA RATIO (FAR) :

The quotient obtained by dividing

the total covered area on all floors

by the area of the plot.

FAR = total covered area of all floors

plot Area NOTE: For the purpose of reckoning, the

FAR values with respect to Master

plan Recommendations enunciated

before this date, the values in

Master plan shall be divided by 100,

for example FAR in Master plan is

450, then for the purpose of bye-

laws, it may he taken as 4.5.

2.33 FOOTING : A foundation unit

constructed in brick masonry or

concrete under base of wall or

column for the purpose of

distributing the load over a large

area.

2.34 FOUNDATION : That part of a

structure which is in direct contact

with and transmitting loads to the

ground.

2.35 GALLERY : An intermediate floor

or platform projecting from a wall

of an auditorium or a hall

providing extra floor area,

additional seating accommodation

etc.

2.36 GARAGE, PRIVATE : A building

or portion therof or out-housc

designed or used for the storage of

private owned motordriven or any

other vehicles.

2.37 GARAGE, PUBLIC : A building

or portion thereof other than a

private garage operated for gain,

designed or used for repairing,

servicing, hiring, selling or storing

motordriven or other vehicles.

2.38 HABITABLE ROOM: A room

occupiedor designed for occupancy

by one or more persons for study,

living, sleeping, eating, kitchen if

it is used as a living room but not

including bathrooms, water-closet

compartments, laundries, serving

and storage pantries, store rooms,

corridors, cellars, attics and spaces

that are not used frequently or for

extended periods.

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2.39 LICENSED ARCHITECT/

ENGINEER / TOWN PLANNER/

DRAFTSMAN/ GROUP A qualified Architect/ Engineer/

Town Planner/ Draftsman/Group

who has been licensed by the RMC.

2.40 LEDGE OR SHELF : A shelf like

projection, supported in any

manner whatsoever except by

means of vertical supports within a

room itself but not having

projection wider than 0.90 metre.

2.41 LOFT : Intermediate floor between

two floors or residual space in a

pitched room, above normal floor

level with a maximum height of 1.5

mtr. and which is constructed or

adopted for storage purposes.

2.42 MASONRY : An assemble of

bricks/ stones/concrete block units

properly bonded together with the

mortar.

2.43 MASONRY UNITS: A unit whose

net cross sectional area in every

plan parallel to the bearing surface

is 75 percent or more of its cross

sectional area measured in the

same plan. It may be either of clay

brick, stone, concrete block, or

sand-lime brick.

2.44 MASTER PLAN: Any document

prepared under the Jharkhand

Regional Development Authority

Act. 2001 and erst while Bihar

Town Planning and Improvement Trust

Act 1951 and any other Ordinance or

enactments to be formulated from time

to time by the Authorities or the RMC

set up under the provisions of the above

enactments or by Jharkhand State Town

and Country Planning Organisation or

any other. recognised RMC for ensuring

organised urban development.

NOTE : This shall include zonal development

plan subsequently prepared within the

frame work of tile master plan.

2.45 Mezzanine Floor : An intermediate

floor between two successive floor,

above ground level.

2.46. OCCUPANCY OR USE GROUP

1 Residential Buildings: for normal

residential purposes with or without

cooking or dining or both

facilities. It includes one or two or multi-

family dwellings, apartment houses and

flats.

2 Educational Buildings: These shall

include any building used for school,

college or daycare purpose for more than

an hour per week and involves assembly

for instruction, education or recreation.

3 Institutional Buildings: These shall

include any building or part thereof

which is used for medical or other

treatment or care of persons suffering

from physical or mental illness/disease

or infirmity, care of infants,

convalescents or aged person and for

penal or correctional detention in which

the liberty of the inmates is restricted.

Institutional buildings ordinarily

provide sleeping accommodation for the

occupants and includes hospitals,

sanatoria, custodial institutions and

penal institutions like jails, prisons.

mental hospitals, reformatories.

4 Assembly Buildings : These shall

include any building or part of building

where groups of people congregate or

gather for amusement, recreation.

religious, patriotic, civil, travel and

similar purposes, for example- theatres,

motion picture houses (Cinema),

assembly halls, auditoria, exhibition

halls, museums, skating rings,

gymnasium, restaurants, places of

worship, dance halls, club rooms,

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passenger stations, and terminals of air,

surface and other public transportation

services, recreation places and stadia.

5 Business Buildings: These shall include

any building or part of a building which

is used for transaction of business, for

keeping accounts and records for similar

purposes, doctor’s service facilities, City

halls, Town halls are classified in this

group in so far as principal function of

these is transaction of public

business and the keeping of books and

records.

6 Mercantile/Commercial Buildings:

These shall include any building or part

of a building which is used as shops,

stores, market, for display and sale of

merchandise either wholesale or retail,

office, stores and service facilities

incidental to the sale of merchandise and

located in the same building shall be

included under this group. Hotels,

dormitories and lodging houses shall

also come under this category.

7 Industrial Buildings : These shall

include any building or part of a building

or structure; in which products or

materials of all kinds and properties are

produced/ manufactured like assembly

plants, Laboratories, power plants,

smoke houses, refractory, gas plants,

mills, dairies, factories etc.

8 Storage Buildings: These shall include

any building or part of a building used

primarily for the storage or sheltering of

goods, wares or mercantile, e.g.

warehouse, cold storages, freight depots,

transit sheds, store houses, garages,

hangers, truck terminals, grain

elevators, barns and stables.

9 Hazardous Buildings: These shall

include any building or part of a building

which is used for the storage, handling

manufactured or processing of highly

combustible or explosive materials or

products which are liable to burn with

extreme rapidity and/or which may

produce poisonous fumes or explosions,

for storage, handling, manufacturing or

processing which involves highly

corrosive, toxic, noxious alkali’s, acids,

or other liquid or chemicals

producing flame, fumes and

explosive gases, and/or the storage,

handling or processing for any

material producing explosive

mixtures of dust which result in the

division of matter into fine

particles subject to spontaneous

ignition. This shall include petrol

filling station also.

2.47 Open space : An area forming an

integral part of the plot, left open

to the sky.

2.48 Owner : The person who has legal

right title an interest over land or

building. It also includes:

(a) An agent or trustee who

receives the rent on behalf

of the owner:

(b) An agent or trustee who

receives the rent of or is

entrusted with or is

concerned with any building

devoted to religious or

charitable purposes.

(c) A receiver, executor or

administrator or a manager

appointed by any court of

competent jurisdiction to

have the charge of, or to

exercise the rights of the

owner, and

(d) A mortgagee in possession.

2.49 Parapet: A low wall or railing

built along the edge of a roof.

2.50 Parking Space : An area enclosed

or unenclosed but with entry and

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exit ,sufficient in size to park

vehicles together with a driveway

connecting the parking space with

a street or an alley and permitting

ingress and egress of the vehicles

2.51 PARTITION: An interior non-load

bearing wall, one storey or part

storey in height.

2.52 Permit : A permission or

authorization in writing by the

RMC to carry out work regulated

by the Bye-laws i.e. building

permit or development permit.

2.53 Plinth : The portion of a structure

between the level of the

surrounding ground and level of

the floor, immediately above the

ground.

2.54 Plinth Area : The built-up covered

area measured at the floor level of

the basement or of any storey

including the stipulations contained

in the urban land (Ceiling and

Regulation) Act, 1976.

2.55 Porch: A roof cover supported on

pillars or cantilevered for the

purpose of shading pedestrian or

vehicular approach to a building.

2.56 Regional Plan : Any Ordinance or

enactments to be formulated from

time to time, for ensuring

organised regional development.

2.57 Road : See “street”

2.58 Road Line :See “street Line”

2.59 Room Height : The vertical

distance Measured from the

finished floor surface to the

finished ceiling surface.

2.60 Row Housing: A row of houses

with only front, rear and interior

open spaces.

2.61 Sanctioned Plan : The set of plans

and specifications submitted under

the Bye-laws in connection with a

building and development of land

and duly approved and sanctioned

by the RMC.

2.62 SEMI-DETACHED BUILDING :

A building detached on three sides

with open spaces.

2.63 Service lane: A lane provided at

the rear or side of a plot for service

purpose.

2.64 SERVICE ROAD : A road/LANE

PROVIDED AT THE REAR or side

of a plot for service purpose only,

The width of service lane shall not

be less than 3 M.

2.65 Set back : Set back shall he the

minimum horizontal distance

between edges of the compound

wall and building wall/property

line at a particular point.

2.66 Set back Line : A line usually

parallel to the plot boundaries and

laid down in each case by the

RMC, beyond which nothing can he

constructed towards the site

boundaries.

Note- A watch room near the entry

gate having maximum carpet of 4

sq.m should be permitted and the

same shall be free from F.A.R

2.67 SITE, DEPTH OF: The horizontal

distance between the front and rear

side boundaries at a Particular

Point.

2.68 SITE, WIDTH OF : The

horizontal distance between the

two sides boundaries at a point.

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2.69 SITE, DOUBLE FRONTAGE : A

site having a frontage on two street

other than a corner plot.

2.70 Site (Plot): A parcel (piece) of

land enclosed by definite

boundaries.

2.71 Site, Corner: A site at

the.junctions of and fronting on

two or more intersecting streets.

2.72 Side, Interior or Tandem: A site access

to which is by a passage from a street

whether such passage forms part of site

or not.

2.73 Storey: The portion of a building

included between tile surface of any

floor and the surface of the floor next

above it, then the space between any

floor and the roof above it.

2.74 Street: Any highway, street, lane,

pathway, alley, stairway, passage way,

carriage-way, footway, square, place or

bridge whether a thorough fare or Dead

End, over which the public have a right

of passage or access or have passed and

have access uninterruptedly for a period

of one year, whether existing or

proposed in any scheme and includes all

bunds, culverts, sidewalls, traffic islands,

road side trees and hedges, retaining

walls, fences, harriers and railing within

the street lines.

2.75 Street level or Grade : The officially

established elevation or grade of the

central line of the street upon which a

plot fronts and , if there is no officially

established grade, tile existing grade of

the street at its mid-point and in case of

sloping street the grade shall be the level

of the central line of the street al the

mid-point of frontage.

2.76 Street line: The line defining the side

limits of a street.

2.77 To erect: To erect a building means:-

(a) to erect a new building on any

site whether previously built

upon or not

(b) to re-erect, any building of which

portion have pulled down, burnt

off, destroyed,

(c) conversion from one occupancy

to another and.

(d) to construct a wall.

2.78 To Abut : To abut on a road such that a

portion of the building is on the road

boundary.

2.79 Travel distance : The distance an

occupant has to travel to reach an exit.

2.80 Unsafe Building : Unsafe buildings are

those which are structurally unsafe,

unsanitary or not provided with adequate

means of egress or which constitute fire

hazard or are otherwise dangerous to

human life or which in relation to

existing use constitute a hazard to safety

or health or public welfare, by reason of

inadequate maintenance, dilapidation or

abandonment.

2.81 Verandah: A covered area with at least

one side open to the outside with

exception of a parapet on the upper

floors to be provided on the open side.

2.82 Water Closet (WC) : A privy with

arrangement for flushing the pan with

water, It does not include a bathroom.

2.83 WIDTH OF ROAD : Means the whole

extent of space within the boundaries of

a road (right of way /roads) when applies

to a new road as laid down in the survey

of the city or development plan or

prescribed road lines by any act of law

and measures at right angles to the

course or intended course of such road.

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2.84 WINDOW: An opening to the outside

other than a door which provides all or

part of the required natural light or

ventilation or both to an interior space

2.85 Means of Access- “TOTAL

HORIZONTAL DISTANCE

BETWEEN THE PROPERTY LINE OF

ANY PLOT TO THE PROPERTY

LINE OF THE PLOT ON OTHER SIDE

OF THE ROAD INCLUSIVE OF

DRAIN” AND SHALL NOT

EXCLUDE THE AREA FOR ROAD

WIDENING, IF ANY .

.

2.86 MULTISTORIED BUILDING :

Residential Building having more than 6

flats or above G+2 or more than 10 mtr

height, which ever is appocable, shall be

treated as a multistoried building.

3. Applicability of the Bye-laws

3.1 Where a building is erected, the bye-

laws apply to the design, construction

and utilities of the building.

3.2 Where the whole or any part of the

building is removed, the bye-laws apply

to all the total building whether removed

or not.

3.3 Where the whole or any part of the

building is demolished, the bye-laws

apply to any remaining part and to the

work involved in demolition.

3.4 Where a building is altered, the bye-laws

apply to the whole building whether

existing or new except that the bye-laws

apply only to the part if that part is

completely self contained with respect to

requirement of tile bye-laws.

3.5 Where the occupancy of a building is

changed, the bye-laws apply to all the

parts of the building affected by the

change.

3.6 Existing building: Nothing in the bye-

laws shall require the removal, alteration

or abandonment, nor prevent

continuance of the use or occupancy of

an existing building, unless in the

opinion of the RMC, such building

constitutes a hazard to the safety of the

adjacent property or the occupants of the

building itself , subject to the provisions

of moratorium , if any placed in the

master plan for any area.

3.7 Where a land is to be developed, or

redeveloped or subdivided into plots ,

the byelaws apply to the entire

development and .modifications to the

land layout.

4. Application for Development or

Building permit.

4.1 Permit required : No person, including

organisation / department of Centre/State

Governments or local bodies or public

sector Undertakings shall erect, re-erect

or make material alteration or demolish

any building or cause the same to be

done or develop or re-develop any parcel

of land without first obtaining a separate

building or development permit for each

of such building development activity

from the RMC.

4.2 Every person who intends to erect, re-erect or make material alteration in any place in

building or part thereof to develop or re-

develop any piece of land within the

jurisdiction of the RMC, shall give

application in writing to the RMC in

prescribed form (Appendices n&I3). Such

application shall be accompanied by plans

and statements in quadruplicate as required

under bye-laws no. 5.2 and .5.3. The plans

may be print, ammonia print, or

photographic prints of which at least two

sets of plans shall be cloth mounted for the

RMC out of which one print shall be

retained in the office of the RMC and the

other two sets shall be handed over to the

owner after due permit/ refusal.

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4.3 No application referred to above shall be

valid and entertained by the RMC unless

and until the person giving the notice has

paid such fees to the RMC as are fixed.

An attested copy of receipt of such

payment shall be attached with the

application.

4.4 In the event of a building or a

development permit is not issued the

fees so paid shall not be refunded to the

owner, but he shall be allowed to

resubmit the plans without any fees after

complying with all the objections of the

RMC within a period of 3 months from

the date of issue of the rejection order,

by the RMC after which fresh fees shall

have to be paid.

4.5 No application and building permit is

necessary for the following alterations

which do not otherwise, violate any

provisions regarding general building

requirements, structural stability and fire

safety requirements of the bye-laws.

(a) Providing or closing of a window

or door or ventilator not opening

towards other’s property.

(b) Providing intercommunication

doors;

(c) Providing partitions;

(d) Gardening;

(e) White washing;

(f) painting

(g) Plastering and patch work

(h) Re-flooring; and

(i) Construction of sunshades over

windows, doors and other

openings on one’s own land.

4.5.1 No permit is necessary for carrying out

works by any department of the Central/

State Government or any local bodies

having jurisdiction of any works for the

purpose of inspecting repairing or

renewing any sewers, main, pipes, cables

or other apparatus.

Section 2 of the Act be referred for

more clarification.

5. InformationAccompanying

Application:

5.1 The application for building or

development permit shall be

accompanied by the key plan, site plan,

layout plan, building plan, services plan

and specifications as prescribed in

Bye-laws 5.2 & 5.3.

5.1.1 Size of drawing sheets: The size of the

drawing sheets for key plan, site plan

layout plan, building plan, etc. shall be

of any of those specified in table (1)

below.

TABLE-(1)

DRAWING SHEET SIZES

Sl. No. Designation Trimmed Size (mm)

1. A0 841 x 1189

2. A1 594 x 841

3. A2 420 x 594

4. A3 297 x 420

5. A4 210 x 297

5.1.2 Recommended notation for colouring

plans : The site and building plans shall

be coloured as specified in Table 2

ahead. In the case of layout plans the

colouring notations for services shall be

as given in Table 2. and for other items.

colours used shall be indexed by the

persons preparing the plan.

5.1.3 All plans shall he prepared in metric units.

5.2 Application for development permit : The

following shall accompany the

application for development permit in

the case of development or re-

development of land into plot

subdivisions or land use zones :

- 12 -

i) Key Plan : This shall show the location

of land proposed to be subdivided. This

shall also show the North point and scale

used.

ii) Site plan : This shall be drawn on a scale

of not less than 1:1000 for plots up to 10

hectares and not less than 1:2000 for

plots above 10 hectares and shall show :-

a) The boundaries of the site with

dimensions and the details of continuous

land belonging to applicant indicating

the khesra numbers or any other

equivalent local denomination and in

case, the contiguous land owned by the

applicant that had been subdivided

earlier, public facilities provided in it

and all streets within it opening out in

the site for which the permission is being

sought.

b) The means of access or existing street

(name and width of the street is to be

mentioned) to the land which the

applicant intends to sub-divide/develop.

c) The position of all existing structures

and features like high tension line,

telegraph and electrical poles,

underground pipe lines, trees, grave

yards, religious building, railway lines,

etc. within a distance of 30 meters from

the nearest edge of the site.

d) All major physical characteristics of land

proposed to be developed which include

the approximate location and sire of

water body, normal flood affected areas

and contours at an interval of 0.3 meters

in case of the site which has a slope of

more than 1 in 20.

e) Present and proposed use of land.

f) Scale used and North direction.

iii) Subdivision layout plan: This shall be

drawn on a scale of not less than 1:500,

for plot up to 10 hectares and not less

than 1:1000 for plots above 10 hectares.

This shall apply to plans for integrated

development schemes also. This shall

contain the following :-

a) Scale used and North direction.

b) The location of all proposed and existing

roads with their widths within the land.

c) Building lines showing the set backs

with dimensions within each plots where

applicable.

d) The location of drains, sewers, public

facilities and services, and electrical

lines etc. and their connections to

existing public utility services system.

e) An analysis indicating, size, area and use of

all the plots in the sub-division lay out plan.

f) A statement indicating the total area of the

site, area utilized under roads, open spaces,

schools, shopping and other public places

along with reference to the total area of the

site proposed to be developed.

g) In case of plots which are subdivided in

built up areas in addition to the means of

access to the plot from existing streets, and

the existing services lines laid.

- 13 -

Table - 2 COLOURING OF PLANS.

Sl. Item Development Flan Building Plan

No

White Print Ammonia White Print Ammonia

Print Print

1 2 3 4 5 6

1. Plot Lines Thick Black Thick Blue Thick Black Thick Blue

2. Existing street Green Green Thick Black Thick Blue

3. Future

Street (if any) Green dotted Green dotted Thick Black Thick Blue

4. Permissible Thick dotted Thick dotted

building lines black black Thick Black Thick Blue

5. Open spaces No colour No colour No colour No colour

6. Existing work Black (outline) Blue Black Blue

7. Work proposed Yellow Yellow Yellow

to be demolished Yellow Hatched Hatched Hatched Hatched

Red Red

8. Proposed work Red (Peripheral) Red Red Red

(Peripheral) (Peripheral) (Peripheral)

9. Drainage and

work Red dotted Red dotted Red dotted Red dotted

sewerage

10. Water Supply Black Blue Black Blue

work Dotted thin dotted thin dotted thin dotted thin

14

(iv) Specification : Every application for

permission of subdivision of land shall also

be accompanied by the following

statements: -

(a) A statement containing general

specification of all improvements proposed

to be made within the area for example,

grading and paving of roads and lanes,

provision of gutters, side drains, provision

of sufficient, safe and assured water supply,

arrangement of sewage disposal, street

lighting and development of parks and

playfields and public utilities.

(b) The purpose for which the land is to be

used and a written analysis of distribution

of land under different uses.

(c) General specifications of the materials to be

used and estimated cost of the proposed

development of the area.

(d) The quality and quantity of effluent in

respect of industrial units.

(e) . The quality and quantity of effluent in

respect of industrial units.

(v) Ownership title : Every application for

development permit shall be accompanied

by the following for verifying proof of

ownership.

(a) Attested copy of the original sale/lease

deed, and

(b) Attested copy of the revenue receipt

(Malguzari receipt) / Municipal Holding

tax receipt with khesra / holding No. or

mutation records. In case of mutual

partition deeds (unregistered) DAKHAL

KABJA’ along with malguzari

receipt is essential.

Or

Affidavit or other documents acceptable to

RMC.

(vi) Such other particulars as may be prescribed

by the RMC.

5.3 Application for building permit:

5.3.1 The following shall accompany the

application for building permit in the case

of permission for erection, re-erection or

making material alterations of a building or

post facto approval of the existing building

or activities.

(i) Site Plan : Plan sent with an application

shall be drawn to a scale of not less than

1:500 for areas up to 1 hectare and not less

than 1:1000 for areas more than 1 hectare

and shall show:-

(a) the boundary of the site with the

contiguous land around it;

(b) the position of site in relation to

neighbouring street along with the

municipal plot number and revenue

plot number;

(c) the name of the street in which the

building is proposed to be situated, if

any;

(d) all existing buildings standing on, over

or under the site;

(e) the position of the building or of all

other building (if any) which the

applicant intends to erect upon his

contiguous land referred to in (a) in

relation to :

1. The boundaries of the site and in

case where the site has been

partitioned, the boundaries of the

portion owned by the applicant

and also of the portion owned by

others;

15

2. All adjacent streets, buildings

(with number of storeyes) and

premises within a distance of

15m. of the site of the contiguous

land (if any) referred to in (a) ;

and

3. If there is no street within a

distance of 15m. of the site of the

nearest existing street.

(f) the means of access from the street to

the building and all other buildings

which the owner intends to erect upon

his contiguous land referred to in (a)

(g) dimensions of the spaces to be left in

and around the building to secure a

free circulation of air, admission of

light and access for exigency purposes

and details of projection (if any) ;

(h) the width of the street (if any) in front

and of any street (if any) at the side or

rear of the proposed building;

(i) scale used and the direction of north

point relating to plan of the building ;

(j) Any existing physical feature(s), such

as walls, drains etc.

(k) sewerage and drainage lines up to

discharge point and water supply line

and

(l) such other particulars as may be

prescribed by the RMC.

4. All building plans comprising of no. of

units/ flats irrespective of the height of

building shall be accompanied with the

following details :

(i) Adquedcy of water availabiltity as per

requirement.

(ii) Quality of water available at site

(iii) Recharging instructions to replenish the

withdrawal of underground water.

Note: Certificate from recognised/empanelled

hydrogeologist to be furnished in the

perporma at annexure N

(ii) Building Plan: The plan of the buildings

and two elevations (front and side) and

sections accompanying the application

shall be drawn to a scale not less than

(1:100). The plan shall:

(a) include the floor plans of all floors

together with the covered area

clearly indicating the size and spacing

of all framing members and sizes of

room and the position of staircase,

ramps and lift wells along with the

setback line.

(b) show the use or occupancy of all parts

of the building.

(c) show exact location of essential

services, for example, WC, sink,

bath and the like including the

water supply and drainage line;

(d) include two elevations (front and

sides and two sectional drawings,

showing clearly the size and spacing

of framing members, floor slabs and

roof slabs with their materials and

size and locations of doors,

windows and other openings. The

section shall indicate the heights of

building and rooms and also the

height of parapet and the drainage

and slope of the roof. At least one

section should be taken through the

staircase;

(e) show all street elevations (levels)

(f) indicate details of compound walls

(including height and sections)

around the boundary;

(g) give dimensions of all components of

the building including setback,

height, projections etc.

16

(h) include terrace plan indicating the

drainage and the slope of the roof;

(i) give indications of the north point

relative to the plan and scale used;

and

(j) any other particulars as desired by the

RMC.

(iii) Services Plan : Plans, elevations and

sections of private water supply and

sewage disposal system independent of the

municipal services, if any, drawn to a scale

of 1: 10.

(iv) Specifications : General specifications

giving type and grade of materials to be

used shall accompany the application.

(v) Ownership title: Every application for

building permit shall be accompanied by

the following for verifying proof of

ownership and shall produce the originals

whenever required.

(a) attested copy of the original sale/lease

deed; and

(b) attested copy of the Revenue receipt /

Municipal Holding tax receipt with

Khesra no. of mutation record. OR

any other documents acceptable to the

RMC.

OR affidavit or other documents acceptable

to the RMC

(vi) (a) In multistoried building having number of flats/units it is mandatory

to ensure adequecy of water

availability through field

test/Engineering test by

hydrogeologists. A certificate in this

regard as per Appendix-N is

essential while submitting the

building plan for sanction.

(vi) (b) Rain water harvesting system should

be provided on the top/roof of the building

& underground water recharging system

should be provided through well/tube well

etc.

(vi) (c) In all multistoried buildings water

harvesting facilities sholuld be provided in

consultation with the Department of Water

Resources, Govt. of Jharkhand. Approval

must be obtained from the Department of

water resources before digging the tube

well.

(vii) Such other particulars as may be

prescribed by the RMC

5.3.2 BUILDING PERMIT FOR SPECIAL

BUILDING : The proposals for building

permit for all buildings more than 16.00

meter in height and buildings with more

than 500 sq. m. ground coverage and all

other buildings of industrial (warehouse,

factory, workshop etc.) storage, assembly

and hazardous use group shall be

subjected to the consent of Director of Fire

Services before the building permit is

given to that extent. One additional copy

of plans may be made available to the

RMC for scrutiny by Fire Service

Directorate.

5.3.3 Existing building: Post Facto Approval.

5.3.3.1 The owner / builder of all

existing buildings within the jurisdictions

of the RMC constructed prior to

enforcement of these Bye-laws shall get

post facto approval of the building from

the RMC. Also, read para 2.1 of

Appendix’L’.

5.3.3.2 The existing building or the part

theref shall be approved as per the then

bye laws of the Authority or Improvement

Trust or Municiapalties prevailing on the

day of completion of the construction. The

onus of proving the period of construction

and completion lies on the

owner/builder.Also read para 2.1

Appendix ‘L’.

17

5.3.3.3 In case of existing building

where strict enforcement of the prevailing

bye laws adversely affects the amenities /

structure of the building, the site

verification by the officer of the RMC

shall be sought for and on the basis of

aforesaid report and the submitted plan, a

high power committee of Cheif Engineer,

Executive Engineer and Assistant

Engineer under the Chairmanship of the

CEO of the RMC shall decide the

parameters regarding penalty, condonation

in height, covered area, set back, abutting

road widening (if any) and all other

parameters which adversely affect the

amenities of the building if demolished /

altered and accordingly the sanction of the

plan will be granted / refused.

5.4 Signing the plans : All the plans shall be

prepared and duly signed by the licensed

technical personnel and shall indicate their

names, address, qualifications and license

numbers allotted by the RMC Further the

plans shall be signed by the owner.

5.4.1.Qualifications of licensed technical

personnel : The technical personnel for

preparation of various plans and design for

construction of building schemes and

planning of plot layouts shall be licensed

by the RMC as competent to do the work

for which they are employed.

The qualifications of the technical

personnel and their competence to carry

out different jobs shall be as given in

Appendix’C’.

5.5 Supervision: The application for building

permit and development permit shall be

further accompanied by a certificate in the

prescribed form given in Appendix’D’ for

undertaking the supervision by the

licensed technical personnel. The licensed

technical personnel concerned shall

frequently verify and affirm the

construction as per sanctioned plan and if

major deviations from the sanction plan

are found, the RMC should be informed

forthwith otherwise he may be required to

pay penalty in addition to cancellation of

his license. The qualifications shall be as

given in Appendix ‘C’

6. FEE

6.1 No application for development permit or

building permit as referred to in the Bye

laws 4.1 and 4.2 shall be deemed valid

unless and until the person giving notice

has paid fees as per scale given in Bye-

Laws 6.2 and 6.3 and an attested copy of

the receipt of such payment is attached

with the application.

6.2 Development permit: The scale of fees for

development permit shall be as follows: -

(i) fodkl 'kqYd@Qhl

(d) 1 ,dM+ {ks=Qy rd & :- 2,000.00 ([k) 1 ,dM+ ls Åij ,oa 2-5 ,dM+ {ks=Qy rd & :- 5,000.00 (x) 2-5 ,dM+ ls Åij ,oa 5-0 ,dM+ {ks=Qy rd & :- 10,000.00 (?k) izR;sd vfrfjDr 1-00 ,dM+ ;k mlds va'k ds fy, & :- 2,000.00

(ii) Hkou 'kqYd @ Qhl

6.2 Building Permit Fee

d½ i) vkoklh; Hkou(Residential Building)

Hkou dh mWpkbZ dqy vkPNkfnr {ks=Qy ds vuqlkj “kqYd ¼izfr oxZ ehVj esa½

500 oxZ eh0 ls de 500 oxZ eh0 ls v/khd d- 12 eh0 rd :0 5 izfr oxZ eh0 :0 10 oxZ izfr eh0 [k- 12eh0 ls vf/kd 16 eh0 rd :0 10 izfr oxZ eh0 :0 15 izfr oxZ eh0 x- 16 eh0 ls vf/kd :0 15 izfr oxZ eh0 :0 20 izfr oxZ eh0

1. for apartment buildings(multifamily unit)

where all the flats are of builtup area equal or

less than 60sqm the fees shall be Rs. 10/- per

sqm of total builtup area of the building.

18

2. In all other apartment building not having all

flats eqaul to or less than 60 sqm the fees shall

be @ Rs. 30/- per sqm. of the total built up

area.

3. For development permit and other residential

type of building, the fees will remain as

prevailing and as given in sub clouse 6.2{i}

and 6.2{ii} d, only change being in height which read as 12.00 mtrs and 16 mtrs in place

of 11.4 mtrs and 15.25 mtrs.

[k½ O;kolkf;d Hkou

Commercial buildings (Shops ,

Showrooms , Commercial Offices ,

Godowns , Ware Houses , Cinema hall ,

Theatre , Club etc)

4. For commercial building Rs. 60/- per sqm

of total built up area irrespective of height

and built up area.

x½ 'kS{kf.kd Hkou [kSjkrh vkfn %& 'kS{kf.kd Hkou (School Building,

Educational

Institutions etc.)

[kSjkrh

Built up area up to

150sqm.

Rs. 1000/-

Builtup area more

than 150 sqm and

upto 300sqm.

Rs. 2000/-

Builtup area more

than 300 sqm

Rs. 3000/-

5 For Educational or khairati

Buildings{commercial},Private Hospitals,

Nursing Homes Clinics the fee will be as

per the commercial fee i.e Rs 60 / sqm of

the total built up are irrespective of ht. and

built up area.

?k- vkS|ksfxd Hkou %& i for small industries in

developed area building

Rs. 1000/-

fees for every 100sqm

built up area or part

thereof

ii for other industries

building fee for every 100

sqm. built up area or

part thereof for all floors

Rs. 2000/-

M- ljdkjh Hkou ds fy, dksbZ Hkh 'kqYd ns; ugha gksxkA

p- (i) Telecom tower permission with appropriate fees, should be abtained from the authority

before erection on prescribed forms with

certificate for structural safety from the

competent Arechtect/Engineer

ii) Fees shall be Rs. 25000/- for tower upto 8 mtr

height and for more than 8 meter height Rs.

50000/- shall be charged.

6.4 Fixation of fees :

6.4.1 The fixation of these fees shall be

governed by the following:

(a) For re-erection of existing building,

the fees chargeable shall be the same

as erection of a new building.

(b) For additions and alterations in the

existing building. the fees shall be

chargeable on the added portions

only, and on the same scale as for a

new building.

(c) For revised plan of a building which

the RMC has already sanctioned, the

fees chargeable shall be 1/4 of fees

chargeable on the original plan

subject to the condition that the

covered area of the building has not

increased than in the original

sanctioned plan.

(d) .

Additions and alterations of,

building, if the use of the building is also

changed, then the chargeable fees shall be

calculated on the use proposed.

19

(e) In case of basements, for the purpose

of calculating the fees the area

covered under the basement shall be

counted towards the covered area.

(f) In the case of buildings with principal

and subsidiary occupancies, in which

the fees leviable are different, then

the fees for the total building scheme

shall be calculated as per the rates for

individual occupancies.

(g) In the case of repetitive type of

residential buildings, the fee shall be

calculated for entire built up area of

all blocks.

6.4.2 The owner may withdraw his

application and plans at any time

prior to the sanction and such

withdrawal shall terminate all

proceedings with respect to such

application, but the fees paid shall, in

no case, be refunded.

6.5 The fees for depositing building

materials on public roads/highways

etc. shall be as follows subject to the

prior approval of the RMC owning

the Road :-

(a) for construction of residential

building .....Rs. 10 per sq.m. per day.

(b) for construction of non-residential

building Rs 20 per sq. m. per day.

Note: As soon as any buildings

completed all rubbish, refuse or

debris shall be removed by the

owner from the public Road.

7. Grant or Refusal of Permit :

7.1 Applications for development or

redevelopment of land or erection, re-

erection of making material alterations of

buildings shall be submitted to the RMC.

The RMC shall verify the facts given in the

Application and Annexure from Technical,

Administrative and Legal point of view.

The RMC shall ensure that if adequate

guarantee has been

obtained from the owner for carrying out

the building activity as per the

specifications. prescribed {see Bye-law No.

5.2(iv) & 5.3.1(iv)} The RMC may either

sanction or refuse the proposals or may

sanction them with such modifications or

directions as it may deem necessary

thereupon and communicate the decision to

the owner as in Proforma given at

Appendix’E’

7.2 If within sixty days after the receipt of an

application for a development permit and

within four months after the receipt of

application for a building permit, the RMC

fails to intimate in writing to the person,

who has given the notice regarding the

application, of its refusal or sanction, the

application with its annexure shall be

deemed to have been sanctioned, provided

that the fact is immediately brought to the

notice of the RMC in writing by the person

who has given such notice and who has not

received any intimation from the RMC

within 30 days of giving such written

notice. Subject to the condition mentioned

in the Bye-law, nothing shall be construed

to authorize any person to do any thing in

contravention of the terms of lease or titles

of the land or against any other regulations,

bye-laws or ordinances operating on the

site of work.

7.3 The RMC shall verify the facts of the

submitted application and plan and once it

is scrutinized, the objections shall be

pointed out and communicated to the

owner/Licensed engineer the owner/licence

engineer giving application shall modify

the plan/ statements to comply with the

objections raised and resubmit within

fifteen days of issuance of such notice. The

RMC shall scrutinize the resubmitted plan

and if there be further objections which are

not complied / rectified, the applicant will

be served with a notice giving one month

(30 days) time for resubmission of

20

modified proposal and if this time also

applicant fails to comply, the

proposal /application /plans will be rejected

without further notice.

7.4 In the case of refusal, the RMC shall quote

the reasons and relevant provisions of the

Byelaws which the plans contravene. The

RMC shall, as far as possible advise on all

the objections to the plans and

specifications in the first instance itself and

try to ensure that no new objections are

raised when they are resubmitted after

compliance of earlier objections provided

the modification in the proposal dose not

give rise to new type of objections.

7.5 Board of appeals : In order to determine the

suitability of alternative meterials or

methods of design or construction and to

provide for reasonable interprretation of the

provisions of the Bye-laws, especially in

the case of refusal of Building/

Development Permit, a Board of Appeal

consisting of an engineer, Architect, Town

Planner from Government, Commissioner

of the Divison as Chairman shall be

appointed by the Authority.

7.6 EVERY LAND OWNER OR BUILDER

HAS TO DISPLAY/KEEP AVAILABLE

THE RMC SANCTIONED MAPS ON

THE SITE DURING THE

CONSTRUCTION OF THE BUILDING.

8. Duration of Sanction:

8.1 The sanction once accorded shall remain

valid up to three years during which period

a completion certificate shall have to be

submitted by the party concerned and if this

is not done, the building/development

permit shall be got revalidated before the

expiry of this period. Revalidation shall be

subject to the rules then in force and shall

be valid for a further period of three years.

and revalidation fee shall be 35 percent of

the full fee in force at the time of

application for revalidation. If the

application for revalidation is filed after the

expire of three years, the sanction plan may

be revalidatited for the next three years

counting from the date of expiry of the

orginal sanctioned period with the

revalidation fees of 35 percent plus 15

percent additional fees per year for the late

filing. The total period of sanctioned plan

will not exceed six years form the date of

orginal sanction in any case. The

revalidation will be refused in case of

change in the bye-laws.

9. Notice for Commencement of work:

9.1 The owner, upon commencement of his

work under building permit or for

development of land shall give notice in

prescribed proforma, given in Appendix’F’

to the RMC that he is starting the work and

the RMC shall cause inspection of the work

to be made within 14 days following the

receipt of notice. Particularly in the

multistoried building the owner shall

inform RMC again when his building

comes up to plinth level(before starting

super structure) that to verify the building

is being constructed as per sanction plan.

RMC will inspect within ten days after the

receipt of the notice.

10. Deviation during Construction:

10.1 During the course of construction of the

building if any deviation excluding those

mentioned in Bye-law 4.5 from the sanctioned

plan is intended to be made permission of the

RMC shall be obtained before the proposed

deviation is executed. It shall be incumbent

upon every person, whose plans have been

approved, to submit amended plans for any

deviation he proposes to make. The procedure

laid down for other documents hereinbefore

shall apply to all such amended plans and the

fees shall be as per Bye-law no. 6.4.1 (c).

10.2 Condonation for minor deviation:

The RMC shall have the power to

condone minor deviations made in course

21

of execution on the basis of sanctioned plan

subject to the condition hereinafter laid

down. The term “minor deviation” shall be

interpreted in terms of the provisions of

Appendix-’L’ The conditions for such

condonation will be: -

(a) that the said minor deviation asked to

be condoned does not affect the Master

plan.

(b) that the deviation is strictly within the

definition of “Minor Deviation”

(c) that the condonation will be considered

only when the owner of the building or

the person at whose instance the

execution of the said building has been

made, applies in writing, for such

condonation and agrees to pay

condonation fee and such fees in

advance to the RMC.

(d) That the rate of condonation fee shall

be as per the rates stated in

Appendix ‘L’. The rates will be subject

to revision by the RMC as and when

considered necessary.

(e) that the condonation fee will be

deemed to be public demand within the

meaning of the Bihar Public Demand

and Recovery Act as such.

11. Cancellation of Permission:

11.1 If any time after permission to proceed

with any building or development work has

been given, the RMC is satisfied that such

permission was granted in consequence of

any material misrepresentation or

fraudulent statement contained in the

application given or information furnished,

the RMC may cancel such permission and

any work done thereafter shall be deemed

to have been done without permission.

12. Completion of the work:

12.l On completion of the work, licensed

technical personnel shall give notice to the

RMC in prescribed form as given in

Appendix’C’.

12.2 1t will be mandatory to affix a token issued

by the RMC along with the sanctioned plan

depicting the name of the house and plan

sanction number with year of sanctioning to

the place-nearest from the entrance gate of

the premises. If during inspection of the

building by the competent Authority the

affixed token is not found the

owner/builder shall be liable to pay a

penalty of Rs. 2500/- to the RMC.

13. Occupancy and Development

Certificate:

13.1 Occupancy certificate: No building

hereinafter erected, re-erected or altered

materially shall be occupied in whole or in

part until the issue of an occupancy

certificate by the RMC affirming that such

building is fit for occupation as per

proforma given in Appendix’H’.

The Occupancy certificate should be

issued by RMC as soon as request is made

by the owner/developer in a prescribed

format after the inspection of following

aspects of the building is completed :-

• Structure of the building including external walls

• Electrical connection to the building and in all habitable units.

• Water Supply , Sewerage and drainage system

• Stair cases , Lifts /Elevators ( if applicable)

• Fire fighting installation (if applicable)

• Boundary demarcations , Gates , Generator Room and Guard Room etc.

• Common area finishing and lighting including staircase , passage , external

lobby, lift lobby , pump room etc.

22

• For special building identified in Bye-law no. 5.3.2, the inspection of the

completed building shall be carried out

by the RMC and the Director of Fire

Services before the occupancy certificate

is given.

The above mention application should be

certified by the licensed engineer/

Architects supervising the construction

works.

13.1.1. Temporary occupancy: Upon the

request of the licensed technical personnel,

the RMC may issue a certificate of

temporary occupancy of a building or a part

thereof before the entire work covered by

the building permit have been completed,

provided such portion or portions may be

occupied safely prior to full completion of

building without endangering life or public

welfare.

13.2 Development Certificate : No land or plot

thereafter developed shall be given

possession in whole or in part until the

issue of a development certificate by the

RMC after affirming that such development

is in accordance with the sanctioned plan

and prescribed specifications, as per

proforma given in Appendix I . If the RMC

fails to issue the development certificate

within four weeks of the date of receipt of

completion certificate by the RMC for issue

of such certificate, the plots may be given

possession to individuals without waiting

for the Development Certificate but

information to this effect shall have to be

sent to the RMC by the owner before

starting the handing over of plots.

13.3 Connection of electricity: Water supply

and drainage main maybe permitted by

concerned Authorities only after the owner

receives the Occupancy / development

Certificate from the RMC.

14. Unsafe Building:

14.1 All unsafe building shall be considered

to constitute a danger to public safety and

shall be restored by repairs or demolished

or dealt with as otherwise directed by the

RMC.

14.2 Examination of unsafe building: The

RMC shall examine or cause to be

examined every building reported to be

unsafe or damaged and shall make a written

record of such examination.

14.3 Notice to owner/occupier : Whenever the

RMC finds any building or portion thereof

to be unsafe, it shall, in accordance with

established procedure for legal notice, give

to the owner and occupier of such building

written notices stating the defects thereof.

This notice shall require the owner or the

occupier within a stated time either to

complete specified repairs or improvements

or to demolish and remove the building or

portion thereof.

14.3.1. The RMC may direct in writing that

the building which in its opinion is

dangerous, or has no provision for exit if

caught fire, shall be vacated or improved or

altered to make it safe and free from danger

immediately or within the period specified

for the purpose; and the RMC shall keep a

record of the reasons for such action.

If any person does not comply with the

orders of vacating a building, the RMC

may direct the police to remove the person

from the building and the police shall

comply with the orders.

14.4. Disregard of Notice: In case the owner or occupier fails, neglects or refuses to comply

with the notice to repair or demolish the said

building or portion thereof, the RMC shall

cause the danger to be removed whether by

demolition or repair of the building or portion

thereof otherwise the cost of such demolition or

repair in addition to the imposition of suitable

penalty from the owner of said building.

14.5 Cases of emergency : In case of

emergency, which in the opinion of the

23

RMC involves imminent danger to human

life or health, the decision of the RMC shall

be final. The RMC shall forthwith or with

such notice as may be possible promptly

cause such building or portion thereof to be

rendered safe or removed. For this purpose

the RMC may at once enter such structure

or land on which it stands, or abutting land

or structure, with such assistance and at

such cost of as may be deemed necessary.

The RMC may also get the adjacent

structures vacated and protect the public by

an appropriate fence or such other means as

may be necessary.

15. DEMOLITION, VIOLATIONS AND

PENALTIES.

15.1 Officers Not liable for Damage.

Any official of the RMC shall not render

himself liable personally and he shall be

relieved from all personal liabilities for any

damage that may accrue to persons or

property as a result of any act required or

permitted in the discharge of his official

duties. Any suit instituted against any

officer or employee because of an act

performed by him in the official discharge

of his official duties and under the

provisions of the act of the RMC shall be

defended by the legal representative of the

RMC till the final termination of the

proceedings. In no case shall the official or

any of his subordinate employees liable for

costs in any action, sit on proceeding that

may be instituted in pursuance of the

provisions of the act.

15.2 Any person who contravenes any of the

provisions of the Bye-Laws or any

requirements of obligations imposed on

him by virtual of the Bye-Laws or the act

or who interferes with or obstructs any

person in the discharge of his duties, shall

be guilty of an offence and the RMC shall

impose penalty in addition to prosecuting

him as per the provisions of the Act.

16. Architectural control:

For the building coming up in the important

areas or fronting on major roads or streets

or in the case of important monumental

building or in the proximity of buildings of

historical importance the building schemes

may be cleared from the architectural/

aesthetic point of view. The RMC shall

have powers to ask the applicant to

improve the scheme, if lacking, and bring

the same to desired level of excellence and

also to frame suitable rules, if needed, for

ensuring the same.

17. General:

l7.1 The provisions of the Bye-laws are not

intended to prevent the use of any materials

or method of design or construction.

17.2 The RMC may approve all such

alternative provided it is found that the

proposed alternative is satisfactory and

conforms to provisions of BIS and to the

provision of relevant parts regarding

materials, design, and construction and that

materials, method of work offered is, for

the purpose intended, at least equivalent to

that prescribed in the Byelaws in quality,

strength, compatibility, effectiveness fire

and water resistance durability and safety.

17.3. Tests :- Whenever there is insufficient

evidence of compliance with the provisions

of the Bye-laws that any material or

method or design or construction does not

conform to the requirements of the Bye-

laws or in order to substantiate claims for

alternative materials, design or methods of

construction, the RMC may require test

reports sufficiently in advance as proof of

compliance. These tests shall be made by

an approved agency at the expense of the

owner.

17.3.1. Test methods shall be as specified by the

BIS or Bye-laws for the materials or design

or construction in question. If there are no

appropriate test methods specified in the

24

Byelaws, the RMC shall determine the test

procedure. For methods of test for building

materials, reference may be made to

relevant Indian Standards as given in the

National Building Code of India published

by the Bureau of Indian Standards. The

latest edition of the National Building Code

of India shall be taken into account at the

time of enforcement of these Bye-laws.

17.3.2. Copies of the results of all such tests

shall be retained by the RMC for a period

of two years after the acceptance of the

alternative material.

17.4.Any matter not specifically prescribed and

defined by the Bye-laws shall be referred to

National Building code of India provided it

is brought to the notice of the RMC in

writing and the RMC permits the use

accordingly prior to implementation of the

same.

17.5. Wherever practical difficulties /

betterment is involved in carrying out any

provision of the Bye-laws, the authorised

officer of the RMC may, vary or modify

such provisions on the application of the

owner or his representative provided the

spirit and intent of the Bye laws is not

offended and it shall be observed that

public welfare and safety is not risked and

reasoning thereof shall officially be

recorded.

17.6 The following shall be mandatory for the

development of all Commercial and

multi dwelling units including

apartments (as defined in the Jharkhand

Apartments Act 2005.)

17.6.1.a. Land left for road widening should be

in level of the existing road level.

(matching level of the existing

pavement of the street)

b. All drainage inside the plot should be

covered and under ground.

c. All service pipe, water tanks etc. in

elevation should be concealed.

d. Lighting poles with lights within the

boundary wall facing towards the road

One lighting poles with minimum height

of 6 mtr. at every 15mtr. or fraction

thereof of the length of the front

boundary wall shall be provided with

150W of S.W. lamp, facing towards the

road for street lighting and should also

be connected to the Generator.

e. Plantation – Number and type of

plantation with the boundary along the

road One tree of suitable variety should

be planted at every 6 m or fraction

thereof of the length of the front

boundary.

f. Water harvesting system for recharge

well

(Design will be provided by the

applicant in consultation with the Water

Resources Department Govt. of

Jharkhand .

g. Solid waste disposal bins of suitable size

inside the plot.

h. Lifts, pumps, external lighting shall be

connected to pollution free noiseless

Generator.

i. Minimum of 3 amp./flat to be provided

from pollution free noiseless Generator

j. Lift shall be mandatory for above G+3

as provided in clause 25.

17.6.2.a. All electrical power generators shall

be noiseless & pollution free.

(b) Recycling of waste water shall be

made mandatory for any building

consuming more than 12000 liter/day. or

having 24 flats or more whichever is

lower.

25

(c) Services Ducts shall not be counted

in the coverage of building.

17.6.3. The following structure shall be

exempted from F.A.R. value for the

commercial complexed and multi-

dwelling units.

(a) One Guard room maximum 10 sqm.

buitup area on the ground floor

(b) One common toilet of maximum 4 sqm

area on ground floor

PART-II

GENERAL BUILDING

REQUIREMENTS

18. Requirements of site:

18.1 Sites containing deposited refuse: No

building shall be constructed on any site,

on any part of which there is deposited

refuse, excreta or other offensive matter

objectionable to the RMC Until such

refuse has been removed from there and

the site has been prepared or left in a

manner suitable for building to the

satisfaction of the RMC.

18.2 No permission to construct a building on

a site shall be granted, if the site is

within nine (9) meters of the highest

watermark of a tank, unless the owner

satisfies the RMC that he will take such

measures as will prevent any risk of the

domestic drainage of the building

passing into the tank. Further the RMC

may require the floor of the lowest

storey of such building to be raised

above the normal maximum flood level

of the adjoining ground or to such other

level as the RMC may specify.

18.2.1 Damp sites: Wherever the dampness of a site

or the nature of the soil makes such

precautions necessary, the floor of the site

between the walls of any building erected

thereon shall be rendered damp-proof to the

satisfaction of the RMC.

18.2.2 Surface water drains: Any land passage or

other area within the cartilage of a building

shall, if the RMC so requires, be effectively

drained by surface water drains or other

means.

The written approval of the RMC

shall be obtained for connecting any sub-soil

or surface water drain to a sewer.

18.3. No permission to construct a building on a

site shall be granted if the site is over a

municipal drain, sewer line , water mains or

under/beneath electric supply lines and

telephones cable.

18.4. Provisions regarding use indifferent land use

zone as per the prevailing Master Plan shall

be governed by appendix’M’.

18.4.1 No permission to construct a building on a

site shall be granted if the construction of

the building thereon is for public worship,

which in the opinion of the RMC will

wound the religious feeling of any class of

persons in the vicinity thereof. Further no

permission shall be granted if the said site is

for the purpose of establishing an industrial

building (factory, warehouse or work place)

or cinema which will be a source of

annoyance or danger to the health of the

inhabitants of the neighbourhood in the eye

of the RMC.

18.5 Distance from electric lines: No

verandah, balcony, saiban or the like

shall be allowed to be erected or re-

erected or any additions or alterations

26

made to a building within the

distance quoted below in accordance

with the current Indian Electricity Rules

and its amendments from time to time,

between the building and any overhead

electric supply line

Voltage lines Vertically Horizontally

(In meters) (In meters)

(A) Low and 2.5 1.2

medium

voltage line

and service

lines.

(B) High voltage 3.7 2.0

lines up to and

including

33,000 V

(C) Extra high 3.7 2.0

voltage lines (plus 0.3m (plus 0.3m

beyond for every for every

33,000 V additional additional

part thereof) part thereof)

18.6 Means of access : (i) Every building/plot shall abut on a Public/

private means of access like street/road

duly constructed. Every person who erects

a building shall not at any time erect or

cause or permit to erect any building which

in any way encroaches upon or diminishes

the area set apart as means of access

required in the Bye-laws. No building shall

be erected so as to deprive any other

building of the means of access.

(ii) The minimum width of the road/street

required for the access to a building in an

existing colony not developed by any

authorised Agency such as RMC, RRDA,

Housing Board, Co-operative societies,

Government and semi-Government

organisation will be as follows:

SN Max. length of the Min.width of road

road/street in meter

1. Upto 50 meter 3.0 meter

2. Exceeding 50 mtr. 4.5 meter

and upto 100 mtr

3. Exceeding 100 mtrs. 6.0 meter

and upto 300 mtr

4. Exceeding 300 mtrs 7.5 meter

Note: The length of road will be determined by

measuring it either from one end to other

end of the road excluding the width of the

connecting road or from one end of the

road to the termination point of the road.

(iii) The building of more than 12.0 meters

height shall have a minimum existing

means of access of 6.0 meters width.

(iv) The buildings of more than 16.0 meters

height shall have a minimum existing

means of access of 12.0 meters width .

(v) The maximum permissible height of a

building shall be governed by sec 21.2(a)

calculated on the basis of actual existing

width of the road.

(vi) For plots/dwelling units located along a

pedestrianised or vehicular Cul-de-sac road

provisons of of NBC part –III will be

followed.

(vii) As per direction of the High court for

drange purpose 0.6 mtrs width will be

added in all areas an all types of colonies.

(viii) If any private means of access is

exclusive with no exits or entry to any other

Plot from it, and less than 150m in length,

having a minimum width of 7.5m, abutting

to any common wider thoroughfare which

is equal to or more than 7.5m the same will

be treated as if the plot is fronting to the

common wider thoroughfare, otherwise the

existing width of such means of access

27

shall be considered for development of

such interior plots.

18.6.1 In the existing and developed colonies:

In the case of plots facing street/means of

access less than the specified as in 18.6(ii)

in width, the plot boundary shall be shifted

to be away by half the requisite width from

the central line of the street to give rise to a

new street/means of access way as

specified in 18.6(ii). Height of the building

on such plot will be regulated by sec

21.2(a).

18.6.1.1 The minimum width of the road/street

required for the access to the building

in an existing colony or developed by

any authorised Agency such as RMC.

RRDA,Housing Board, Co-operative

societies, Government and semiotic.

organisations shall be 7.5 Meters.

18.6.2 (i) In the New and developing areas

width of means of access will be 7.5min

case length of means access is 0-150 metres

and 9 meters in case its length exeeds 150

metres.

The encroachment from both sides will be

removed by measuring half of the required

width from the centre line of the width of

road in case of a road taken up by Road

Construction Department, RRDA,

Municipal Corporation, Co-operative

societies, Housing board or any

Government or Semi Government

organisation, and in other cases half of the

required width of land from each side of

revenue plot / owner's plot on either side

will be taken into account to make it upto

the requisite width and the construction

falling between the said width of road will

be removed as an encroachment.

(ii) In old city and developed area means of

access will remain as per the building

effective from 01/05/2002 which is given in

clause 18.6(ii) 18.6.3 Pathway: The approach to the building

from road/street/means of access shall be

through paved pathway for width not

less than 1.5 meter provided its length is

not more than 30 metres.

18.6.4 lf any structure or fixture is set upon a

means of access so as to reduce its width

below the minimum required, the RMC

may remove the same and recover the

expenses so incurred from the owner.

(ii) No building shall be erected so as to

deprive any other building of the means of

access as provided in the bye-law

(iii) Every person who erects a building shall

not at any time erect or cause or permit to

be erected or re-erected any building which

in any way encroaches upon or diminishes

the area so set apart for this purpose.

(iv) Every such means of access shall be

drained and lighted to the satisfaction of the

RMC and manhole covered or other

drainage, water or any other fittings laid in

such means of access shall be as flushed

with the finished surface level so as not to

obstruct the safe travel over the same.

(v) A person who undertakes construction

work on building shall not reduce the

access to any building previously existing

below the minimum width as required

under sub-clause (ii).

19. Minimum size and Requirement of plots :

19.1 For industrial areas, the minimum size of

the plot shall he 550 sqm.

In the case of service industries and

industrial estates, the minimum size of the

plot shall be as determined by the RMC in

consultation with the Chief Town

Planner/Town Planner.

19.2 In commercial areas the minimum plot

sizes for shops shall be 15 sq.m, with a

minimum width of 2.4 m.

NOTE : Kiosks shall not be included in the

Commercial shops.

19.3 In the case of plots for assembly

occupancies like cinema in existing built up

28

area, the minimum width of the plot shall